Step 4, Check in with Zoning Administrator

Visiting the Municipal Offices where your potential project is located can give you valuable information about the context of your project without spending any money.

Depending on one’s familiarity with the development process, a frank discussion with the local Zoning Administrator should take place either sooner or later. If a building project is just coming into consideration, and you have little to no experience, a chat with the ZA is an easy way to get oriented to your options before investing: highly recommended.

My experience as a light builder and small scale developer has provided a sense of order with regard to the flow of process. I know that in all cases, where formal ordinances exist, becoming familiar with the Town Plan and Zoning regulations is the first order of business. There can be a big difference between trying to do something the town has planned for and is advocating, versus attempting to work in contrast to the plan. If one is in the early stages and has yet to purchase property, it is even more important to have a clear understanding of the current zoning as well as the Town Plan, because zoning on the verge of changing, which it will do over time, can either be a boon or a bust to your investment.

As stated in previous posts, the least expensive next step is to establish how waste water will be managed. If there is no municipal sewer system, determining soil type and depth is prudent. This is important because the cost of waste water management is significant. The type and configuration of soil on the site will determine the site’s capacity. For each bedroom in a new project in Vermont, one must have a certified design for disposing of 350 gals of water per day. Poor soils may require a technically advanced system which will have more fiscal impact than a simple one. Also be aware that site topography will determine whether or not a sewage pump station is required in order to get the waste from the exit at the house to the leach field. Soil quality determines the size of leach area as well as whether or not better soil material needs to be imported. If a municipal system exists, great, but confirm you will be permitted to access it and to what capacity.

In many cases there will be a reasonably up to date survey in the Municipality’s Clerk’s Land Records. If not, you will need to obtain one before you can verify the lot size. We took care of soil capacity and survey steps prior to visiting the Zoning Administrator because we were already familiar with local conditions and development requirements. Knowing the soil capacity and actual plot size permitted us to have a more specific conversation. We are also aware that municipal water and gas services are in place.

If you are unfamiliar with the process and local conditions, visit the Zoning Administrator and Clerk’s Office first. The ZA can show you what zone your property is in and more importantly what you are permitted to build. The clerk will tell what they believe the size to be, based on existing records, or at least show you how to locate it in the tax maps. They’ll be able to identify what municipal services are available, such as water, electricity, sewer and gas. If sewer is not available they will likely be able to guide you to soil type maps. There may even be information about how deep neighbor’s water wells are, or at least who might have drilled them.

Again, the availability or absence of services at the project location are crucial to understand and account for when sizing up a potential project. Services already available at the site limit the need to speculate on what they will cost you to provide, but they increase the value and the cost of the parcel.